Pack 6

Building surveying

Scenario 6.1
Task 1 6.2
Task 2 6.3
Task 3 6.4
Task 4 6.5
Task 5 6.6
Task 6 6.7
 6.1 Scenario
Pack 6 Building surveying

The client would like to buy a three bedroom semi-detached house. They have
visited the property with an estate agent and have placed a holding deposit
with the vendor’s solicitor as an intention of good faith. In England, unlike
Scotland, ‘good faith’ actually means very little. If the vendor has another offer
for the property at either the same price or a higher price, there is nothing to
prevent them selling to someone else.
The next stage would usually be for the client to secure a mortgage (a loan
of money) to buy the property: this may be from a bank or building society
or mortgage company. In each case the lender will require evidence from a
professional person as to the true estimated value of the property. The value
of any object or service is based on what someone is prepared to offer and
not what the person selling wants. The mortgage lender will require a written
statement of what the property would fetch if it was sold at auction, not in
an estate agent’s window. The reason for the difference is that if the borrower
(the client) defaults on the repayments, the lender will require all the money
to be repaid including expenses. They will not want to wait for someone else
to buy the property, so they will sell it at auction to the highest bidder. Whilst
the property may be advertised in an estate agent’s window at, say, 250,000 it
may only fetch 230,000 at auction, so that is how much they will lend. There
are variations though. If, as has happened over the past few years, property
prices have significantly increased, the lender may consider advancing the full
250,000, gambling that the property will increase in value quickly to cover the
difference.
You will find Building in the 21st Century, Chapter 3, useful with the following
tasks.

6.2 Task 1

Explain which survey would be suitable for the lender to decide how much to
advance.

6.3 Task 2

Unfortunately many house buyers think that the survey for task 1 will report
on what defects and possible faults might be in the house.
Explain why the house buyer is mistaken. What surveys would be required
and who would be employed to carry out such a survey?
Building surveying can often be a bit like being Sherlock Holmes. What is
on show may be covering a major problem. A professional surveyor requires
an indemnity in case something goes wrong or something is missed out. In
today’s society, suing tends to be commonplace; therefore it is essential that
the surveyor clearly states what they can actually see. If there are signs of

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 Pack 6 Building surveying
Figure 6.1 Broken down water pipe and cracked masonry.

a possible problem, or from experience there are commonly problems, it is

the duty of the surveyor to report such suspicions by recording that ‘further
inspection’ is advised. The intention is to bring to the client’s attention that
there may be a possible problem, but without actually seeing the problem it
can only be an educated guess. However, the surveyor should not guess: facts
are required. If a surveyor has omitted to report their suspicions, they could
end up in court on a claim for negligence.

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 6.4 Task 3
Pack 6 Building surveying

Using the suggested checklist carry out a conditions survey on where you live.
Job No: 10/

Address
Date Surveyor Weather Snow Dry Wet Dry Wet
/ /2... conditions / / / /
cold cold hot hot
Circle as appropriate
Condition survey checklist
Front elevation

Roof -- condition of roof coverings / protrusions / chimneys / flashings /

fillets / abutments
Guttering / fascia / soffit
Upper walling
Upper storey windows
Lower storey walling
Lower storey windows and doors
Down water pipes
Left or right flank wall as applicable
Roof / protrusions / chimneys
Guttering / fascia / soffit / verge
Upper walling / gable
Upper storey windows
Lower storey walling
Lower storey windows and doors
Down water pipes
Rear elevation
Roof / protrusions / chimneys
Guttering / fascia / soffit
Upper walling
Upper storey windows
Lower storey walling
Lower storey windows and doors
Down water pipes
Rooms
Ceiling / coving / cornice / rose
Wall surfaces
Window opening/s

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Door opening/s
Door action / binding / twisting
Door lock / latch / security
Light switches
Pendant light flex / fitting / recessed or wall lights -- function
Radiator -- condition of valve / lockshield / leakage
Radiator -- condition of
Storage heater -- condition of flex and approx. age of front plate
Condition of skirting board
Position of skirting board in relation to the finished floor
Condition of floor covering
Condition of suspended floor decking
Condition of floor joists -- are there any springy areas or areas that
creak?
Stairs
Condition of ballustrading / handrail
Services
Approximate age of wiring
Consumer unit / fuse box / RCD / MCB / earthing
Gas meter / stop valve
Water meter / stop cock / drain cock

The checklist is not exhaustive and should be used as a guide only. Professional
surveying companies will probably have their own printed checklist or have
electronic notebooks with software allowing the surveyor to add comment in the
field.

To help you know what to look for, read Chapter 3, sections 3.3, 3.6 and 3.7
in Building in the 21st Century.
Many people do not want to buy property and prefer to rent it. The owner of
the property may be the landlord as well. Flats and maisonettes, for example,
often have both a landlord and an owner. The landlord owns by title deed the
land; another person or persons may own the structures. Renting property is
often carried out by an agent working on behalf of the owners. The agent will
handle the contractual side and receive a fee. The owner has legal obligations
toward the tenant (person/s renting the property). Unless the building is new
it would be unfair to expect everything to be in perfect condition. For example,
the bath may have a slight water stain or the enamel may be marked or chipped.
The kitchen worktops may have marks or cuts in the surface. It is similar to
renting a room in a hotel: you will not be buying the property, just renting it
for a period of time.
Renting a flat is slightly more involved. The owner, either directly or via the
agent, will require a complete statement on the condition of the property, right
down to the marks on the wallcovering.

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 6.5 Task 4
Pack 6 Building surveying

Explain why such a detailed report would be needed and who would carry
out such an inspection.

Job No: 10/

Address
Date Surveyor Weather Snow Dry Wet Dry Wet /
/ /2... conditions / / / hot
cold cold hot
Circle as appropriate
Dilapidation survey checklist
Front elevation

Roof -- condition of roof coverings / protrusions / chimneys / flashings / fillets

/ abutments
Guttering / fascia / soffit
Upper walling
Upper storey windows
Lower storey walling
Lower storey windows and doors
Down water pipes
Left or right flank wall as applicable
Roof / protrusions / chimneys
Guttering / fascia / soffit / verge
Upper walling / gable
Upper storey windows
Lower storey walling
Lower storey windows and doors
Down water pipes
Rear elevation
Roof / protrusions / chimneys
Guttering / fascia / soffit
Upper walling
Upper storey windows
Lower storey walling
Lower storey windows and doors
Down water pipes
Rooms
Ceiling / coving / cornice / rose
Wall surfaces
Window opening/s

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 Pack 6 Building surveying
Door opening/s
Door action / binding / twisting
Door lock / latch / security
Light switches
Pendant light flex / fitting / recessed or wall lights -- function
Radiator -- condition of valve / lockshield / leakage
Radiator -- condition of
Storage heater -- condition of flex and approx. age of front plate
Condition of skirting board
Position of skirting board in relation to the finished floor
Condition of floor covering
Condition of suspended floor decking
Condition of floor joists -- are there any springy areas or areas that creak?
Stairs
Condition of ballustrading / handrail
Services
Approximate age of electrical wiring, switches and sockets
Consumer unit / fuse box / RCD / MCB / earthing
General condition of the gas intake (if applicable) -- is it earthed bonded?
General condition of the water rising main. Which material has been used:
lead, copper, galvanised steel barrel, or polythene?
Condition of and function of sanitary items: bath, basin, bidet, shower, WC
Condition of kitchen sink and utility sinks (if applicable)

6.6 Task 5

Using the checklist supplied, produce a simple dilapidation survey on where

you live.

6.7 Task 6

Property is a possession and as such needs to be maintained. Companies such

as pension and real estate companies often invest very large sums of money in
new office blocks to beat inflation and produce an income from rent without
reducing the capital investment. However, the investments are generally very
long term. Over the period of ownership fashion changes, and materials and
equipment need replacing. The costs can range from thousands to millions
of pounds, from changing motors or pumps to re-roofing or changing all the
windows. To enable a budget to be put aside for such work a specialist survey
will be required.
Identify what type of specialist survey would be used. Include a list of suit-
able headings. Look at Chapter 3, section 3.5 in Building in the 21st Century.

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